copcut lane es non tech summary - copcut rise, droitwich · summary and conclusion 26 figures 1.1...

Prepared by Capita Lovejoy on behalf of William Davis Limited

COPCUT RISE

COPCUT RISEDROITWICH SPA

November 2010

ENVIRONMENTAL STATEMENTNON TECHNICAL SUMMARY

Copcut Rise, Droitwich Environmental Statement: Non Technical Summary

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CONTENTS

Page1. Introduction 32. Methodology 43. Description of the Site and its Surroundings 64. Description of the Proposed Development 75. Policy Context 86. Statement of Key Issues 97. Ecology and Nature Conservation 108. Landscape and Visual 119. Agriculture 1310. Drainage and Flooding 1411. Material Assets, Cultural and Archaeological Heritage 1612. Transportation 1713. Noise 2014. Air Quality 2215. Cumulative Impact Assessment 2316. Assessment of Alternative Sites 2417. Summary and Conclusion 26

Figures 1.1 Site Location 1.2 Development Parameters Plan


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1 INTRODUCTION

1.1 Purpose of Report

1.1.1 This document is a Non Technical Summary (NTS) of an Environmental Statement (ES) prepared by Capita Lovejoy and a team of environmental consultants on behalf of William Davis Ltd. It forms part of the outline planning application for the proposed development of the Copcut Rise site to the south of Droitwich.

1.1.1 The ES identifies the likely significant environmental impacts of the proposed development, explains the measures required to mitigate any adverse environmental impacts and provides a statement of the significance of the predicted impacts.

1.2 Background

1.2.1 The site is located in the district of Wychavon on the southern edge of Droitwich (see Figure 1.1). The site has an area of 40ha and is identified as a preferred option for residential and employment development in the South Worcestershire Joint Core Strategy preferred options paper (published in 2008). The site is currently designated as an Area of Development Restraint under policy SR9 of the Wychavon District Local Plan and is safeguarded for future release to meet longer-term development needs beyond 2011.

1.2.2 Through a process of iterative design and assessment, a development proposal has been prepared for the site, the key elements of which are shown on the Development Parameters Plan (see Figure 1.2).

1.2.3 The ES has sought to establish “worse case” parameters in terms of assessing the environmental impacts of the development. Accordingly the assessments within the ES have been undertaken on the assumption that a maximum of 850 dwellings would be built on the site. However it is expected that 740 units will actually be delivered, as stated on the planning application form.

1.2.4 A copy of this NTS, together with the other planning application documents and drawings, is available for inspection at Wychavon District Council’s offices which are located at: Planning Services, Wychavon District Council, Civic Centre, Queen Elizabeth Drive, Pershore, Worcs. WR10 1PT


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2 METHODOLOGY

2.1 Legislation

2.1.1 The approach taken in the preparation of this ES accords with the following legislation and guidance:

• Town and Country Planning (Environmental Impact Assessment) (England and Wales) Regulations 1999 (hereafter referred to as ‘the EIA Regulations’); and

• The Department of Environment, Transport and the Regions (DETR) publication Preparation of Environmental Statements for Planning projects that Require Environmental Assessment: a Good Practice Guide, 2000 (hereafter referred to as ‘the EIA Good Practice Guide’).

2.2 Objectives of the ES

2.2.1 The ES aims to present a systematic analysis (the EIA) of the likely significant environmental effects of the proposed development and provide sufficient environmental information to allow Wychavon District Council to determine the planning application.

2.2.2 EIA is the process for predicting the likely effects that a development may have on the surrounding natural and built environment. To measure how the environment may be affected by the proposal development, the normal or “baseline” conditions of the environment are recorded. These are then compared with predicted conditions arising from the proposed development. The difference between the two conditions is termed the “impact”, and may either be positive or negative.

2.2.3 The proposed development will comprise of a number of phases including site clearance and remediation, construction and operation. The EIA considers the effects of each of these phases and if significant adverse effects are identified the assessment sets out mitigation measures to eliminate or minimise these effects.

2.3 Approach to the EIA

2.3.1 Schedule 4 of the EIA Regulations outlines the requirements for information to be included in an ES. These requirements are set out in more detail in the good practice guide. This ES conforms to these requirements and follows the advice set out in the good practice guide.

2.3.2 Each environmental topic chapter follows the broad structure and methodology shown in Table 2.1. This structure is based on the EIA Good Practice Guide and ensures a thorough and consistent consideration of the issues.


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1. Introduction Explains the purpose and scope of the chapter, including the legislative context.

2. Methodology Explains the method of assessment used/agreed, information sources used and consultations undertaken.

3. Baseline Assessment Describes the existing site conditions, characteristics etc. Details of how the baseline studies were conducted are provided in the relevant sections, and where appropriate copies of the surveys are attached within the Appendices to the ES.

4. Predicted Effects The predicted environmental effects arising from the proposed development are identified and described. Predicted effects of the development during both the construction and operational phase are considered.

The identification and description of predicted effects takes into account mitigation measures which have been incorporated into the design of the development (e.g. new planting, SUDS etc). Mitigation measures proposed over and above those incorporated into the design should be considered separately.

5. Secondary Mitigation and Residual Effects Any additional proposed mitigation measures are considered here. Typical examples include provision of a travel plan, preparation of a landscape maintenance plan etc. This section explains whether the significance of the effects identified above have changed as a result of the secondary mitigation measures employed

6. Statement of Significance. This section assesses the significance of the effects arising from the proposed development. The statement of significance grades each of the predicted effects using the criteria below:

Major:

- the sensitivity of the receptor(s) is likely to be high; - the magnitude/scale of change is likely to be high; - the effect is likely to represent a key factor in the decision making process; - effects are generally associated with features of regional or national importance; - mitigation measures are likely to be inadequate.

Moderate: - the sensitivity of the receptor(s) is likely to be medium or high; - the magnitude/scale of change is likely to be medium or high; - effects generally associated with features of district or regional importance; - the effect is likely to represent a key factor in the decision making process; - mitigation measures may not be wholly adequate

Minor: - the sensitivity of the receptor(s) is likely to be low or medium; - the magnitude/scale of change is likely to be low or medium; - the effect is unlikely to represent a key factor in the decision making process; - effects will generally be associated with features of local or district importance; - effects will mostly be capable of amelioration by mitigation.

Negligible:

- effects of proposed development are nil, imperceptible or negligible

The assessment of significance also states whether the effects are beneficial, adverse or neutral.

Table 2.1: Environmental Topic Chapters: Structure & Methodology


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3 DESCRIPTION OF THE SITE AND ITS SURROUNDINGS

3.1.1 The site is located on the south western edge of Droitwich Spa. It is bounded by the A38 Roman Road to the north and east, Copcut Lane to the south and the Birmingham to Hereford railway line to the west (see Figure 1.1).

3.1.2 The site has an area of 40.28ha and is currently used for agricultural uses (arable and pastoral) with individual fields defined by hedgerow boundaries containing trees. To the north of the site there are small areas of woodland defining a tributary stream of the River Salwarpe. Further north, in the valley below the A38, is Droitwich Community Woods within which are a number of active allotments.

3.1.3 Individual properties are located on the southern boundary of the site. A small pond is also located in a broadly central location along this boundary.

3.1.4 Copcut Lane borders the site to the south and extends as far as Salwarpe, a hamlet approximately 0.5km to the west of the site. Several detached houses are located on Copcut Lane between the railway line and the A38 with the Copcut Elm Pub located at the Copcut Lane/A38 junction. A golf driving range is located behind the Copcut Elm Pub to the south with open countryside further beyond.

3.1.5 The railway line to the west of the site is mainly set within a cutting approximately 10m deep becoming more shallow towards the north western corner of the site. In this area the railway is approximately 6 to 8m above site level, and is covered in trees and undergrowth.

3.1.6 Droitwich railway station is located within the town centre and provides public transport links to Birmingham, Worcester and Hereford, from which connections to the national railway network can be accessed. There are also a number of bus routes operating within the vicinity of the site providing connections to the town centre via the A38 Roman Road and Worcester Road.

3.1.7 Copcut Lane is a minor road leading to Salwarpe village. A number of further lanes connect to this road linking a number of smaller villages and small holdings to Droitwich Spa. Chawson Lane (west of the railway line) also connects to Copcut Lane leading back into the western extent of Droitwich.

3.1.8 Utilities affecting the site include overhead and underground electricity cables, gas pipelines and a foul sewage pipe. None of these would pose a constraint to the future development of the site though easements of approximately 5 - 10m from the pipelines will be required and electricity cables will be re-routed or placed underground.


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4 THE PROPOSED DEVELOPMENT

4.1.1 The proposals for the site comprise a residential led mixed use development. A detailed description of the proposed development is provided in the ES. A summary of the scheme is provided below:

• Residential development providing a maximum of 850 dwellings, including a broad mix of sizes and typologies;

• Employment land providing 14,000 sqm of business use;

• A local centre providing community space, retail uses and food and drink units;

• Green space with strategic landscaping and recreation space;

• Principal access road from the A38 via a new roundabout, an emergency access to Copcut Lane and internal road hierarchy;

• A public transport link between the site and Droitwich;

• A comprehensive cycle and pedestrian network which links to the surrounding networks;

• Utility services, foul water drainage, and surface water drainage, incorporating Sustainable Urban Drainage Systems; and

• Ground modelling to create development platforms, which may require the temporary storage of material during construction.

4.1.2 The development will be phased over approximately 8 years (2013 to 2020).

4.1.3 The application is in outline with all matters reserved except access. However in order to ensure that the ES is robust (i.e. the environmental effects of the development are properly assessed) a series of development parameters have been established for the ES as shown on Figure 1.2.


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5 POLICY CONTEXT

5.1.1 National, regional and local policies relevant to the environmental assessment of the proposed development have been examined in order to identify the specific issues that require consideration.

5.2 National

5.2.1 The following Planning Policy Statements and Guidance notes are relevant to the proposals:

• PPS1: Delivering Sustainable Development (2005);

• PPS3: Housing (2010);

• PPS4: Planning for Sustainable Economic Growth (2009);

• PPS5: Planning for the Historic Environment (2010);

• PPS7: Sustainable Development in Rural Areas (2004);

• PPS9: Biodiversity and Geological Conservation (2005);

• PPG13: Transport (2001); and

• PPS25: Development and Flood Risk (2006).

5.3 Regional

5.3.1 The Coalition Government sought to revoke Regional Strategies in July 2010, but a recent High Court decision following a challenge by Cala Homes has ruled that as unlawful. Whilst the Government have stated that they remain committed to the abolishment of Regional Spatial Strategies, for the time being the RSS remains part of the Development Plan.

5.4 Local

5.4.1 The Worcestershire Structure Plan (WCSP) was adopted in 2001 and has a plan period to only 2011. However there are a number of policies that have been saved in the Secretary of State’s Direction dated 7th September 2007 and thus the WCSP constitutes part of the Development Plan.

5.4.2 The Wychavon District Local Plan (WDLP) was adopted in June 2006 and also has a plan period to 2011. A significant number of saved policies were confirmed in a Secretary of State’s Direction dated 29th May 2009. The WDLP therefore, also constitutes part of the Development Plan and contains a number of environmental policies as set out in the ES.

5.4.3 The South Worcestershire Joint Core Strategy (SWJCS) Preferred Options Paper identifies the Copcut Rise site as a preferred option for residential and employment development to meet the growth needs of Droitwich and the wider District in the period to 2026. The relevant environmental policies of this document are set out in the ES.


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6 STATEMENT OF KEY ISSUES

6.1 Identification of Key Issues

6.1.1 The site has been promoted for development by the applicants via the South Worcestershire Joint Core Strategy (SWJCS) process. Whilst the site is currently designated as an ADR in the WDLP, the SWJCS preferred options paper identifies the site as a preferred option for residential and employment development to meet the growth needs of Droitwich and the wider District in the period to 2026.

6.1.2 In order to ascertain whether an EIA of the development proposals for the site would be required, the applicants requested a screening opinion from Wychavon District Council (WDC) in December 2009 (see Appendix 1.1 of this ES). WDC confirmed in January 2010 that an EIA of the proposed development would be required which led to the applicants preparing an EIA Scoping Study. This formed the basis of a request for a Scoping Opinion which was submitted to WDC in February 2010.

6.1.3 The request for a Scoping Opinion sought to identify the key environmental issues and the potential significant environmental impacts of the proposed development, taking into account the characteristics of the proposals and the local environment. Similarly it sought to “scope out” those issues where an insignificant impact was expected and would not require further detailed consideration in the EIA process.

6.1.4 WDC confirmed in their Scoping Opinion that the scope was broadly acceptable subject to points of further clarification and additional information being included. The Scoping Opinion is provided at Appendix 1.2 of the ES.

6.2 Non Significant Issues

6.2.1 Following a review of existing site information and the outline development proposals, the Scoping request considered that a number of specific topics would not give rise to significant environmental effects and as such they were identified for exclusion as part of the impact assessment.

6.2.2 The Scoping request concluded that no significant effects on soils or geology have been identified with the phase 1 geo‐environmental assessment. As such issues associated with Soils, Geology and Contamination would be highly unlikely to give rise to significant effects and do not, therefore, merit specific attention in the ES.

6.2.3 The Scoping request also explained that potential impacts arising from lighting will be considered as part of the landscape and visual assessment and the ecological assessment. As such issues associated with lighting would be highly unlikely to give rise to any significant effects over and above those associated with landscape/visual and ecology and do not, therefore, merit specific attention in the ES.


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7 ECOLOGY AND NATURE CONSERVATION

7.1.1 Habitats and faunal surveys undertaken over a number of years from 1998 to 2010 have been reviewed and updated where necessary in order to provide the ecological baseline. All survey methods follow those recommended by statutory nature conservation consultees.

7.1.2 The baseline ecological surveys indicate that the majority of the site area is of limited nature conservation significance, a result of its past intensive management for agriculture, which has lead to the presence of impoverished flora and fauna. However the site does support a number of habitats considered to be of nature conservation merit including:

• The Tributary of the River Salwarpe and associated wet woodland in the north of the site

• Small areas of plantation woodland

• Scattered trees including mature and over mature standards

• Dense continuous scrub habitats

• Unimproved grassland , although degraded through a lack of management

• Open water habitats

• A relatively continuous network of hedgerows, which, are dominated by native species and are relatively undisturbed within the context of the surrounding habitats

7.1.3 The site also supports badgers, slow worms, foraging and dispersing bats and a range of common and widespread farmland birds.

7.1.4 The site design has sought to ensure that habitats of nature conservation interest are incorporated into the design of the site and, where possible, augmented by the creation of additional complimentary habitats within the Green Infrastructure proposals. The future sympathetic management of these habitats would be secured by a Biodiversity Management Plan focused on maximising the interest of existing habitats and benefits of created habitats.

7.1.5 Some unavoidable and inevitable impacts would arise through the loss of small fragments of valued habitat, including small areas of woodland, scrub and unimproved grassland, although the impact is considered to have been more than compensated for by the green infrastructure proposals noted above.

7.1.6 Impact to fauna would be minimised through the implementation of appropriate buffer zones, sympathetic construction methods and timing and through the implementation of works under method statement and supervision by an ecologist. Again, design and creation of habitats within the Green Infrastructure would largely off-set any significant impacts, through the provision of enhanced habitats, whose management would be secured within a Biodiversity Management Plan


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8 LANDSCAPE AND VISUAL IMPACTS

8.1 Approach

8.1.1 The landscape and visual and impacts of the proposed development have been assessed in terms of impacts on landscape resource, landscape character and visual amenity.

8.2 Effects on Landscape Character and Resource

8.2.1 Within the site, fields are defined by hedgerows of varying quality and some contain trees. All of the hedgerows can be identified on field enclosure maps dating 1813; they therefore, have value as ancient hedgerows as well as important wildlife corridors. There are also significant woodland blocks to the north and a number of notable trees throughout the development which are protected by a site wide Tree Preservation Order (TPO). Topography is undulating and sloping, generally falling from south east to North West. Agricultural land is of good quality.

8.2.2 The site lies within the Severn and Avon Vales national character area and the Settled Farmlands with Pastoral Use regional character area. 4 distinct local character areas covering the site and surrounding area have also been identified.

8.2.3 The area is considered to be of moderate sensitivity based on the findings of the landscape assessment.

8.2.4 The proposals will retain the northern woodland blocks on the site. All hedgerows and trees surveyed under the 1993 TPO will be retained where possible. The exact quantity and location of any losses will be informed by ongoing detailed masterplanning and ground modelling.

8.2.5 The proposed development will introduce elements that are discordant with the existing landscape resource and those local character areas that form part of the site, by introducing development to open farmland. However, this will be against a backdrop of surrounding residential development, busy road corridors and amongst a generally retained landscape structure that will be enhanced and strengthened with extensive new planting. On this basis, there is not a significant impact on the wider landscape character.

8.2.6 In conclusion, the more significant and adverse effects of the proposed development on landscape resource and character will be concentrated within the site. The effect of the proposed development on the wider study area, including various adjacent character areas, designations and key movement routes is generally considered to be of limited to no significance and neutral.

8.2.7 For these reasons it is concluded that overall there will be a Minor Adverse impact on the landscape resource and character as a result of the development.


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8.3 Effects on Visual Amenity

8.3.1 Views are mainly restricted to areas in close proximity to the site or elevated locations to the east and west. Beyond the A38 to the north the site is largely precluded by existing development within Droitwich and Droitwich Community Woods. To the south there are limited publically accessible routes and a valley corridor which limit visibility beyond arable land and the residential properties immediately south of Copcut Lane. The site is however visible from more elevated locations to the south east and west.

8.3.2 There are some more sensitive and immediate open views into the site from the east and west. These are predominantly from elevated locations and views are often interrupted and filtered by undulating landform and extensive vegetation defining field boundaries, road corridors and watercourses.

8.3.3 Overall there is a limited visual impact from the south and north, primarily due to the existing vegetation and landform, and to the east where buildings already form part of the visual context. This impact is greater on views from the west, as built elements will be visible where currently there is open countryside.

8.3.4 Although these built elements will have an impact on the visual amenity these will be limited to views from a relatively small area encompassing Copcut Lane, open countryside to the west, and limited sections of the A38.

8.3.5 For this reason the impact is only considered to be significant at a local level.

8.3.6 As part of the proposals mitigation will be provided to soften the visual impact of the built development. It will include tree and woodland planting, the careful arrangement and orientation of buildings, the retention of existing woodland and hedgerows and the provision of appropriate open spaces and buffer zones. However, built development will often still be a visible presence in views from the surrounding area and will be a notable change from the open countryside that can currently be seen on the site.

8.3.7 For these reasons it is concluded that overall there will be a Minor Adverse impact on the visual amenity as a result of the development.


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9 AGRICULTURE

9.1.1 Chapter 9 of the ES assesses the effects of the proposed development on soils and the agriculture within the site.

9.1.2 Two farms use the land to fatten cattle and sheep, and the loss of its use will affect those businesses. Loss of good quality agricultural land is important at both local and national levels, and such land is protected by planning policies. The soils of the land are also important because they absorb rainfall, thereby preventing run-off and flooding, and also support ecological habitats. Consequently the management of land and soil is important in sustainable development.

9.1.3 Land quality has been assessed by a survey of the soils with observations at a density of one per hectare, and classified by a national scheme into five grades, with grade 3 split into sub-grades. The best and most versatile land is in grades 1-3a. Our survey shows that of the 37 ha of agricultural land on the site, about 30 ha, mainly on the higher ground, is of best and most versatile quality in grade 2 and sub-grade 3a. There is no mitigation possible for the loss of this land, but the effect on the national stock of good land is minor.

9.1.4 Building of houses and roads on the soils surface, and the disruption of the land during construction causes the soil surfaces to become sealed, causing increased run-off and the possibility of flooding. This can have a moderate adverse on the environment. Completed housing developments, however, contain significant areas with unsealed surfaces (e.g. gardens, landscaped areas, playing fields and green spaces), and a soil management plan will be implemented to ensure that these areas are in good enough condition to absorb rainfall and run-off, and to support ecological habitats. This will reduce the effect of the development on soils to minor adverse.

9.1.5 No agriculture will be possible on the land after development. This loss will have a minor to moderate adverse effect on one of the farm businesses, and a minor adverse effect on the other.


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10 DRAINAGE & FLOOD RISK

10.1.1 A detailed Flood Risk Assessment (FRA) of the proposed development has been undertaken which accompanies the planning application. A summary of the likely drainage and flood risk impacts is provided below.

10.1.2 The Copcut Stream flows in a westerly direction along the northern site boundary. Hydrological and hydraulic modelling has confirmed that the fluvial flood risk to the site from this stream is low. The risk of fluvial flooding to the site is not expected to vary over the foreseeable future if the project does not proceed, although the risk of flooding in the wider areas is expected to increase due to the impact of climate change.

10.1.3 Surface water runoff from the site currently drains by overland flow to the Copcut Stream except for the south western site corner where surface water is directed towards an existing pond.

10.1.4 Greenfield runoff rates have been determined using MicroDrainage to establish the baseline condition for the existing surface water drainage regime. Surface water flooding has been identified as a problem along Copcut Lane to the south of the site although there is no evidence that the site causes or affects the flooding at this location.

10.1.5 The risk of surface water flooding to the site is not expected to vary over the foreseeable future if the project does not proceed, although the impact of climate change may increase storm intensity and, therefore, the magnitude of peak runoff from the site which may increase flood risk elsewhere.

10.1.6 During the construction phase of the development, there is the potential for increased flood risk (fluvial and surface water) resulting on or off site from additional surface water runoff due to the changes in ground levels and surface finishes. The potential increase in surface water and fluvial flooding is therefore considered to be of moderate adverse significance.

10.1.7 In order to mitigate the potential increase in flood risk during the construction process, a Construction Phase Surface Water Management Plan will be prepared as part of the Construction Management Plan. This will mitigate the potential effect to be of minor adverse significance.

10.1.8 The completed development has the potential to increase fluvial and surface water flood risk resulting on or off site from additional surface water runoff as there will be a significant increase in the amount of hardstanding and impermeable areas across the site. This impact is considered to be of moderate adverse significance.

10.1.9 The effects of the proposed development on surface water runoff from the site and the potential for these to affect flood risk or the hydrological regime elsewhere can be effectively managed through the implementation of a SuDS based surface water management strategy.


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10.1.10 The surface water management strategy discharges all surface water from the site to the Copcut Stream at a restricted rate based on the existing greenfield runoff rate.

10.1.11 The proposed surface water management strategy comprises of several attenuation basins located along the northern site boundary and an attenuation basin along the western site boundary. The attenuation basins in the north east of the site are proposed to be designed as ‘wet’ attenuation basins to create a wetlands feature.

10.1.12 Analysis has confirmed that adequate storage can be provided in these basins to accommodate the 1% annual probability (1 in 100 year) storm event including a 30% allowance for the increase in rainfall intensity due to climate change.


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11 MATERIAL ASSETS, CULTURAL AND ARCHAEOLOGICAL HERITAGE

11.1.1 There are no Scheduled Monuments, Registered Battlefields or Registered Parks and Gardens within the Site or a 1km radius and that the majority of Listed Buildings in the vicinity, and the Droitwich Canal Conservation Area, are sufficiently removed from the Site so as to remain unaffected by any development proposals. The wider setting of the listed Copcut House, which adjoins the development site, will be subject to change although with mitigation in place the effect is considered to be minor.

11.1.2 Prehistoric flintwork, evidence indicating Roman occupation, undated enclosures and cropmarks of medieval ridge and furrow are recorded on the Worcestershire Historic Environment Record (HER) from within the proposed development site. A desk based assessment of the site concluded that there is a high potential for localised archaeological remains to exist within the development site.

11.1.3 Archaeological trial trenching has confirmed the presence of archaeological remains on a plateau of higher ground within the south-western part of the Site and to a lesser extent on the lower ground in the north-western part of the Site. Several sherds of Bronze Age pottery were recovered from the topsoil in the north-west portion of the development site, although no features of this date were encountered.

11.1.4 In the south-west part of the site trenching has revealed features of Romano-British date which are believed to relate to field systems but may indicate occupation. A ditch containing Saxon pottery was also uncovered which strongly suggests settlement in the immediate vicinity. The discovery of this ditch is significant as evidence for Anglo-Saxon activity, particularly for the early Saxon period (5th to late 7th century) is rare throughout Worcestershire beyond the urban centres at Worcester and at Droitwich. Within the immediate hinterland of the current site the nearest known Saxon feature, the Great Dyke, lies 750m to the south.

11.1.5 No features of archaeological interest other than ploughed out medieval ridge and furrow were found in the area where the HER recorded cropmark enclosures, suggesting that the original interpretation of aerial photographic evidence may have been mistaken. No features of archaeological interest were found in the trenches targeted on the proposed road access within the eastern part of the development site.

11.1.6 There is potential for further as yet unidentified archaeological sites to exist within the application site although there is no evidence to suggest that an archaeological remains of very high (national) importance exist within the application site. It is therefore reasonable to assume that, where remains can not be preserved in situ, impact on archaeological remains within the application site can be mitigated by a process of preservation by record, which could be secured by a planning condition in accordance with PPS5 and the Wychavon District Local Plan.


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12 TRANSPORT

12.1.1 Chapter 12 sets out the environmental impacts associated with the proposed development in terms of traffic and transportation, considering both motorised and non-motorised travel. The scope of assessment has been discussed with and agreed by Worcestershire County Council and Network Rail, and reviews the following;

• Existing road network capacity and conditions, including junction operation and public transport provisions;

• Existing and proposed walking and cycling networks;

• Accident data;

• Cumulative impact of any known major development proposals;

• External factors (e.g. proposed changes in highway rolling programme, traffic management, or public transport/cycle/pedestrian promotion). Review of existing transport network and conditions;

• Traffic and trip generation and distribution stemming from the development, including construction and phasing, and vehicle types;

• Sustainable transport measures;

• Travel Plans; and

• Policy ‘fit’.

12.1.2 A selection of key potential impacts are considered within the EIA, and four categories of impact significance have been considered (based on specific criteria). These are Negligible (effects of proposed development are nil or imperceptible), Minor (i.e. the magnitude/scale of change is likely to be low or medium), Moderate (i.e. the magnitude/scale of change is likely to be medium or high) and Major (the magnitude/scale of change is likely to be high). Selected potential impacts have been reviewed in the context of both baseline and baseline plus development scenarios, and a summary of the selected impacts reviewed, together with assessment methodology, and a summary on their concluding results is set out below.

Network Rail Infrastructure

12.1.3 A review of the impact of both vehicular and non-motorised traffic on rail infrastructure has been carried out using forecast traffic flows. The review concludes a negligible impact on Network Rail Infrastructure.

Vehicular traffic flows

12.1.4 A review of forecast vehicular traffic flows has been carried out for roads on the local highway network to a design year of 2020. The review looks at specific roads on the network and the significance of impact ranges from Negligible to Moderate. Overall there will be a minor negative impact. The results are consistent with that expected of a development of this magnitude.


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Accidents and Safety

12.1.5 The potential impact of the proposed development on local highway safety has been reviewed via an examination of the accident records related to the most recent five year period available. The review indicates that the development would result in a negligible impact.

Community Severance

12.1.6 Three strategic pedestrian routes from the development site have been reviewed in accordance with guidance set out in the document ‘Design Manual for Roads and Bridges’ (DMRB), which are the existing footpath across the A38 Bypass (Roman Way), the Copcut roundabout; and across the A38 Worcester Road. Currently, the impact of the A38 on severance is a major negative impact. The proposed toucan crossings provide betterment reducing the impact to moderately negative.

Driver delay

12.1.7 A range of road links and junctions have been reviewed for potential driver delay using industry-standard software. Impact significance has been reviewed in both the base and base plus development scenarios, and results indicate a negligible to minor negative impact as a result of the development. The delays to drivers on all junction approaches are small.

Pedestrian and Cycle journeys

12.1.8 A review of pedestrian and cycle journeys has been carried out, based on appropriate routes defined within the Transport Assessment (TA). This review examines access to specific services and facilities, particular journey times and levels of delay. In general the review indicates a moderately positive environmental impact , as a result of improvements to the pedestrian network proposed as part of the development.

Pedestrian and Cycle amenity

12.1.9 A review of the forecast impacts on pedestrian and cycle amenity has been carried out for various links on the local highway network (and within the site), and is based on factors such as variations in traffic flows, safety i.e. lighting, quality of infrastructure and visual impact. The review indicates that generally impacts will be negligible, however there will be some positive impacts arising from improvements in infrastructure.

Fear and Intimidation.

12.1.10 A review of the impact of the proposed development in terms of fear and intimidation experienced by pedestrians, cyclists and drivers, has been carried out and indicates that there will be a negligible change in terms of impact.

12.1.11 With regards to the Project Phase, a Travel Plan is proposed to further promote environmental benefits arising from the development in terms of sustainable travel. Also, an assessment of the construction phase has been discussed, and suggestions provided,


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in light of reducing environmental impacts in the local area during this temporary period. Impact associated with the construction phase has been identified as negligible.

Environmental Impact on Salwarpe

12.1.12 The section also considers the potential environmental impact of the development on nearby Salwarpe with reference to pedestrian and cycle journeys and amenity, and results are presented, which generally indicate a moderate positive impact.

Conclusion

12.1.13 Overall, there is a negligible impact as a result of the transportation aspects of the development. There are no highways or transportation environmental reasons which should prevent the proposed development of this site.


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13 NOISE

13.1.1 Chapter 13 of the ES establishes and assesses the effects of noise and vibration in relation to the proposed development. The assessment considers:

• the effects of existing noise and vibration in the surrounding area on the development;

• the impact of noise and vibration during the construction period; and

• the impacts post completion of people living and working in the development upon existing residents and the local surroundings.

13.1.2 The impacts have been assessed using current national and local standards and guidelines. Where appropriate comparisons have been made with the present baseline noise and vibration environment. Baseline conditions were established by undertaking a noise and vibration survey carried out in April 2010 over a twenty four hour weekday period at three locations on the site boundary and an additional spot measurement on the eastern boundary of the site.

13.1.3 To assess existing noise impacts upon the proposed development an assessment has been made in accordance with the guidance provided in Planning Policy Guidance 24 – ‘Planning and Noise’ and British Standard 8233:1999 – ‘Sound Insulation and Reduction in Buildings – Code of Practice’. PPG 24 grades potential sites into Noise Exposure Categories (NECs) ranging from A – D. Areas falling in NEC A require no special mitigation measures whilst those in NEC D states that residential development should not normally permitted.

13.1.4 The results of the survey indicated that the majority of the proposed development site falls in Noise Exposure Categories ‘A’ and ‘B’ with small areas, to the north east corner and near the railway line, falling in Noise Exposure Category ‘C’. Any dwellings located in NEC ‘A’ would not need any additional mitigation measures. Dwellings located in NEC ‘B’ will be designed with appropriate levels of noise mitigation to ensure acceptable noise levels are achieved in accordance with BS8233:1999.

13.1.5 Dwellings located within 25m of the railway boundary would need to incorporate additional mitigation measures as this area of the site falls within NEC ‘C’ during the night time period. These mitigation measures would include constructing a 2m high noise barrier located close to the site boundary between the railway line and proposed residential buildings along the western boundary of the site and/or installing higher specification of glazing to the windows on the façades next to the railway. The windows would be sealed units achieving a sound reduction index of Rw 40 with acoustically treated trickle vents required to provide adequate ventilation.

13.1.6 If a 2m high noise barrier is constructed along the western boundary any noise sensitive rooms on the upper floors should be located away from the western facades of the


21

properties wherever possible. The specification, precise positioning and extent of a 2m high noise barrier, required to provide mitigation to proposed residential buildings, will be determined at the detailed design stage.

13.1.7 Vibration from existing sources such as the nearby railway line was determined not to be significant following the vibration survey undertaken.

13.1.8 Consideration will be given to the sensitive management of construction works to avoid, as far as reasonable, adverse noise effects on the environment. With the implementation of Best Practical Means techniques it is not anticipated that guideline limits for day time activity will be exceeded for the majority of activities. Activities that are likely to create higher levels of noise or vibration should be identified prior to starting these activities and a method statement produced for approval by the Local Planning Authority. It is anticipated that these activities will have a limited duration.

13.1.9 A minor noise impact will be produced by construction traffic at noise sensitive receptors next to the A38 Worcester Road and negligible at receptors next to the A38 Roman Way. As a result it is recommended that the majority of construction traffic arrives and departs the site from the North and West rather than the East and South.

13.1.10 To assess the operational phase of the development, an assessment of cumulative noise impacts was undertaken using an environmental noise propagation model ‘with’ and ‘without’ the proposed development in the design year. This assessment considered the impacts arising from any potential increase in traffic on the surrounding road network as a result of the development. The assessment determined that the majority of the properties surrounding the development will experience a minor adverse impact and would represent minor adverse significance.


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14 AIR QUALITY

14.1.1 An air quality assessment has been carried out for the proposed development as detailed chapter 14 of the ES.

14.1.2 The Proposed Development has the potential to affect air quality by causing dust emissions during the construction phase, by changing traffic flows on the local road network during the construction and operation phases, and by direct emissions during the operational phase.

14.1.3 The baseline assessment identified relatively high concentrations of NO2 (including some exceedences of the annual mean AQS objective) in the wider area though these were some distance from the Copcut Rise site, within the Droitwich urban area and in most cases along busy roads. At the site itself the baseline results indicate that concentrations of both NO2 and PM10 are well below the annual mean AQS objectives.

14.1.4 Baseline and future predicted road traffic flows have been used to model air pollution levels.

14.1.5 The potential for construction dust nuisance arising from the proposed development has been assessed. It is anticipated that the construction phase represents a ‘moderate risk’ of causing significant dust effects if mitigation measures are not applied due to the number of sensitive receptors within the immediate vicinity of the development and the duration that dust generating activities are likely to be carried out within range of these receptors. Therefore, best practice mitigation measures have been recommended (as set out in chapter 14 of the ES) to minimise the risk and ensure impacts are not significant.

14.1.6 The modelled results for the 2010 baseline indicate that concentrations of NO2 and PM10 in the vicinity are low, well below (<75%) the annual mean AQS objective for both pollutants (40µg/m3).

14.1.7 With regard to the operational phase of the proposed development this will lead to changes in traffic flows in the surrounding area. These changes are predicted to lead to small or very small increases in NO2 at the majority of modelled receptors. The receptor at Lahn Drive is predicted to be the worst affected, experiencing a medium increase. All the receptors are still likely to be well below the annual mean AQS objective for NO2 and therefore these increases are considered to have no more than a slight adverse effect.

14.1.8 The changes in traffic flow are predicted to lead to very small or extremely small increases in PM10 at the majority of modelled receptors. All the receptors are still likely to be well below the annual mean AQS objective for PM10 and therefore these increases are considered to have a negligible effect


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15 CUMULATIVE IMPACT ASSESSMENT

15.1.1 In assessing the environmental impacts of the Copcut Rise development, the ES has also considered the development of the Yew Tree Hill site as requested by Wychavon District Council.

15.1.2 The Transport Assessment and the Transport chapter of the ES have taken into account the development traffic from both Copcut Rise and committed development traffic from the Yew Tree Hill site. The air quality and noise chapters have also included this as part of the assessment process.

15.1.3 By following this approach these assessments have considered the cumulative effects of Copcut Rise and Yew Tree Hill. The resulting impacts represent a ‘worst case’ scenario. Mitigation measures to address identified impacts associated with transport, air quality and noise are proposed which respond to this worst case scenario


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16 ASSESSMENT OF ALTERNATIVE SITES

16.1.1 An assessment has been undertaken to test whether there are alternative sites available around Droitwich that are better placed to meet the town and District’s future growth needs than the Copcut Rise site. This assessment is provided at Appendix 16.1 of the ES. A summary of the key findings and conclusions of the assessment is provided below.

16.1.2 There is a demonstrable and pressing need to release land to meet housing and employment development needs in Wychavon District. Droitwich, as the largest and most strategically placed town in Wychavon, should accommodate a large proportion of that growth to ensure a sustainable pattern of development in the District. However, given the limited urban capacity within Droitwich and the other main towns in the District, the identified development needs will have to be met through the development of substantial urban extensions on greenfield sites.

16.1.3 The residual greenfield residential development requirement for Droitwich in the period to 2026 is approximately 1,849 dwellings, based on the scale of growth and development strategy highlighted in the SWJCS Preferred Options Paper. At an assumed average of 30dph that would require approximately 62ha of land. That, however, is considered a minimum land area requirement as it does not take into account land required for community facilities, strategic infrastructure, public open space or strategic landscaping, which are all necessary to ensure that the development is sustainable. A conservative 20% has been assumed to generate a total greenfield development land requirement of approximately 78ha. Up to an additional 10ha can be added to that total to meet the District Council’s employment growth aspirations, giving a total greenfield development land requirement of approximately 88ha.

16.1.4 A sieve analysis of the greenfield land around Droitwich ruled out broad geographical areas where development would clearly be inappropriate, based on the presence of over-riding constraints to development (e.g. floodplain, Green Belt etc). That process identified seven potential development sites that were subjected to a second sieve, based on their performance against the key principles for selecting future development sites set out in PPS3, i.e. deliverability based on its availability, suitability and achievability. That process identified four sites where it is considered that there is a realistic prospect that they could contribute to meeting the identified development needs in the town in the period until 2026.

16.1.5 As the land area of those sites totalled more than what is required to meet identified needs, a comparative assessment of the four sites has been undertaken. That considered matters of location, connectivity and access to key services, jobs and infrastructure, the capacity to deliver mixed-use development, and the relative impact on local communities and the surrounding environment.

16.1.6 The comparative assessment highlighted that the development of Site 4 (Yew Tree Farm) is constrained by its landscape and visual sensitivity. This issue severely limits its capacity to appropriately accommodate development. Site 5 is less constrained


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environmentally, but is relatively small, and potentially constrained by its location adjacent to the M5. Moreover, whilst both sites are physically well related to the existing urban form, the connections to key facilities and services are not strong, bus services are limited, and there are also access and highways issues that require resolution.

16.1.7 The assessment concludes that Site 3 (Copcut Rise- the application site) is the most appropriate greenfield development site at Droitwich. It is a substantial site that has the capacity to provide the homes, employment opportunities and supporting services and infrastructure required to deliver the sustainable, inclusive and mixed communities referred to in PPS3, thereby optimising sustainability and place making. The complementary development of part of Site 2 can also make a positive contribution.

16.1.8 The site is well connected, and those connections can be enhanced to ensure that the accessibility for residents and employees to key services and facilities is optimised. Moreover, it can be developed with minimal harm to the landscape and other environmental features, and with a minimal impact on the surrounding communities. Indeed, there are a number of wider benefits that would arise from the development, not least of which is the provision of quality homes and employment premises to meet the District’s and town’s identified development needs.


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17 SUMMARY TABLE

Impact/ receptor Sensitivity /Importance of receptor

Magnitude of Impact

Mitigation Measures Significance of Impact

Beneficial adverse or neutral

Ecology

Loss/damage to broad-leaved plantation woodland on A38 verge

Low Low Replacement woodland planting within Woodland Valley and Green Necklace

Implementation of Biodiversity Management Plan

Minor Beneficial

Loss of continuous scrub during construction of Copcut Boulevard

Low Low Replacement planting of standard trees within Copcut Meadows, Green Necklace and Woodland Valley


Minor Beneficial

Loss of unimproved grassland

Medium Low Sympathetic management of retained grassland and creation and additional wildflower meadows in Woodland Valley and Copcut Meadows

Minor Beneficial

Accidental pollution of the tributary of River Salwarpe during construction

Medium Low Accidental pollution avoided through sound site management adherence to Pollution Prevention Guidelines

Negligible Neutral

Loss/accidental damage to hedgerows during construction works hedgerows

Medium Low Replacement planting of standard trees within Copcut Meadows, Green Necklace and Woodland Valley

Buffering/fencing of retained features during construction.

- Neutral

Disturbance of badger setts

Low Low Implementation of badger sett buffer zone

Completion of works

- Neutral

Loss of badger foraging habitat

Low Medium Permanent grassland, woodland and scrub creation in Woodland Valley

Orchard and meadow planting

Minor Adverse


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Magnitude of Impact



in Copcut Meadows

Buffering/fencing of retained features during construction.

Loss/Interruption of badger dispersal routes

Low Low Retention and creation of hedgerows where possible (e.g. Greenways and Green Necklace)

Construction of Mammal underpass below Copcut Boulevard

Minor Adverse

Loss of slow worm habitat

Low Low Permanent grassland, woodland and scrub creation in Woodland Valley. Localised scrub clearance to create glades and enhanced ground flora


Minor Beneficial

Potential killing or injury of slow worm during construction

Low Low Implementation of reptile mitigation strategy to include the removal of slow worms from suitable and affected habitat prior to works

- Neutral

Interruption of bat corridors of movement through severance of hedgerows

Medium Low Provision of hop-overs where required

Retention of hedgeorws where possible

Minor Adverse

Interruption of bat corridors of movement through flood lighting of corridors

Medium Low Avoidance of light spill, use of direction flood lighting, siting away from dispersal routes

- Neutral

Loss of bat foraging habitat

Medium Low Replacement planting of standard trees within Copcut Meadows, Green Necklace and Woodland Valley.

Provision of permanent water

Minor Beneficial


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Magnitude of Impact



and wetland habitats


Loss of habitat for breeding birds

Medium Low Habitat creation within Copcut Meadows, Green Necklace and Woodland Valley.

Provision of permanent water and wetland habitats


Minor Adverse

Destruction of nest during site clearance

Medium Low Completion of vegetation/site clearance outside of bird breeding season or ecologist check pre-commencement

Negligible Neutral

Loss of habitats for over-wintering birds

Low Low Habitat creation within Copcut Meadows, Green Necklace and Woodland Valley.

Provision of permanent water and wetland habitats

Negligible Neutral

Effects of increased visitor pressure on retained habitats

Medium Low Implementation of Biodiversity Management Plan

Zoning of areas to avoid use of more sensitive areas

Negligible Neutral

Disturbance to badgers and their setts by residents

Low Low Implementation of Biodiversity Management Plan

Buffering of areas to avoid use of more sensitive areas. Additional planting or thorny shrubs around existing badger setts

Negligible Neutral

Increased in badger road casualties on site roads

Low Low Provision of badger underpass below Copcut Boulevard

Controlled internal access road traffic speeds

Negligible Neutral


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Magnitude of Impact



Increased predation of slow worm by domestic animals

Low Low None proposed Minor Adverse

Interruption of bat corridors of movement through street lighting

Medium Low Avoidance of light spill, use of direction flood lighting, siting away from dispersal routes

Negligible Neutral

Increased predation of birds by domestic animals

Medium Low None proposed Minor Adverse

Landscape and Visual Impacts

Landscape resource

Medium Medium to High

Implementation of landscape framework (see Appendix 8.1 of the ES).

Minor Adverse

Impact on landscape character

Medium Medium Implementation of landscape framework (see Appendix 8.1 of the ES).

Minor Adverse

Impact on visual amenity

Medium Medium tree and woodland planting; careful arrangement and orientation of buildings;

retention of existing woodland and hedgerows;

the provision of appropriate open spaces and buffer zones

Minor Adverse

Agriculture

Loss of soil environmental functionality

Medium Medium Implementation of soil management plan to maximise remaining soil functionality

Minor Adverse

Loss of agricultural use of land to the farm businesses

Medium Medium No mitigation possible Minor-Moderate

Adverse


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Magnitude of Impact



Loss of best and most versatile agricultural land resource

Medium-high

Low Retention of undisturbed public open space

Minor Adverse

Loss of moderate quality agricultural land resource

Low Negligible Retention of undisturbed public open space

Negligible Adverse

Flood Risk

Potential for increased fluvial flood risk resulting on or off site from additional surface water runoff

High Medium Construction Phase Surface Water management Plan (CSWMP) to be prepared as part of CMP.

All site works to be undertaken in accordance with CSWMP, CMP

Minor Adverse

Potential for increased surface water flood risk resulting on or off site from additional surface water runoff

High Medium Construction Phase Surface Water management Plan (CSWMP) to be prepared as part of CMP.


Minor Adverse

Potential increase in groundwater flood risk

High

-

No known groundwater flood risk in area


Negligible Neutral

Potential for increased fluvial flood risk resulting on or off site from additional surface water runoff

High Medium Use of SuDS to attenuate runoff from the development to Greenfield runoff rates or better.

SuDS to include the creation of a series of balancing ponds and swales

Minor Beneficial

Potential for High Medium Use of SuDS to attenuate Minor Beneficial


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Magnitude of Impact



increased surface water flood risk resulting on or off site from additional surface water runoff

runoff from the development to Greenfield runoff rates or better

SuDS to include the creation of a series of balancing ponds and swales

Potential increase in groundwater flood risk

High

-

No known groundwater flood risk in area

Negligible Neutral

Heritage

Impact of construction on Saxon remains

High High Preservation by record Minor/Moderate

Adverse

Impact of construction on Roman remains

Low/Medium High Preservation by record Minor Adverse

Impact of construction on unidentified archaeology

Low/Medium High Preservation by record Minor Adverse

Effect of development upon setting of Copcut House

High Low Implementation of landscape strategy to include:

Green space opposite building;

Retention of hedgerows;

Setting back of new building from Copcut lane;

enhancement to natural screening

Minor Adverse

Impact on setting of other Listed Buildings, Conservation Area and Registered parks and

Very High/High

-

N/A Negligible Neutral


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Magnitude of Impact



Gardens

Transport

Network Rail Infrastructure

Local Low Negligible

Vehicular Traffic Flows

Regional Low

Development is mixed-use and comprises a local centre, provides improved public transport access (extended bus route), and is supported by travel plan measures.

Minor Adverse

HGV Traffic Flows

Local Low Negligible

Accidents and Safety

Local Low At grade Toucan signal controlled pedestrian/cycle crossings on A38.

Negligible

Severance for Pedestrians

Local Medium

At grade Toucan signal controlled pedestrian/cycle crossings on A38. Bus service improvements.

Moderate Adverse

Driver Delay District Low Negligible

Pedestrian and Cycle Journeys

Local Medium

Development includes a local centre to reduce off-site travel.

At grade Toucan signal controlled pedestrian/cycle crossings on A38.

Moderate Beneficial

Pedestrian and Cycle Amenity

Local Low

Footway and cycle way links provided through the development site. At grade Toucan signal controlled pedestrian/cycle crossings on A38.

Negligible

Fear and Intimidation

Local Medium Negligible

Construction Traffic

Regional Low Construction Management Plan to mitigate; (i) disturbance at:

Negligible


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Magnitude of Impact



unsocial hours;

(ii) additional large vehicles on the local highway network;

(iii) mud on the roads; and

(iv) dust, noise and air quality nuisance.

Noise

Noise generated by on site construction activities

Local Medium Adoption of Best Practicable Means including operational and physical control measures.

Major to Minor

Adverse

Ground borne vibration generated by on site construction activities

Local Low Adoption of Best Practicable Means including operational and physical control measures.

Negligible Adverse

Construction traffic noise level increases

Local Low to Medium

N/A Negligible to Minor (Route Dependent)

Adverse

Road Traffic Noise on Proposed Assessment Site – Residential Uses

Local Low Adoption of appropriate site layout and glazing and ventilation configurations.

None Neutral

Road Traffic Noise on Proposed Assessment Site – Employment Uses

Local Low Negligible Neutral

Road Traffic Noise on Existing Dwellings

Local Low to Medium

Negligible to Minor

Adverse

Noise from Local Low to 2m high noise barrier between Negligible Neutral


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Magnitude of Impact



Railway Line on new dwellings

Medium the railway line and proposed residential buildings and/or installing higher specification of glazing to the windows on western façades

Air Quality

Construction Dust

Local Medium Development to be subject to CEM Plan

Negligible to Minor

Neutral

Road Traffic: NO2 emissions

Local Low to Medium

Implementation of a Travel Plan

Negligible to Minor

Neutral

Road Traffic: PM10 emissions

Local Low Implementation of a Travel Plan

Negligible Neutral

Site Boundary

Key

William Davis Ltd.Land at Copcut Lane, Droitwich

Environmental Statement

N

SCALE 1:25,000SCALE 1:25,000

0m0m 200200 500500 10001000

100100 300300

Figure 1.1: Site LocationOctober 2010

Key

William Davis Ltd.Land at Copcut Lane, Droitwich

Environmental Statement

N

Chawson Lane

awson Lane

awson Lane

ChawChawChCh

New

Cha

wson

La

ne

A38 Roman Way

Copcut Lane

B409

0 W

orce

ster R

oad

Site Boundary

Residential

Employment

Local Centre

Equipped Children’s Play

Notable Trees (existing)

Proposed Trees / Buffer Planting

Balancing Pond

Existing Hedgerow (retained)

Proposed Bus Route

Existing Waterbody

Predominantly 2.5 - 3 Storey Development max 13m to ridge

Predominantly 2 Storey Employmentmax 12m to ridge

Predominantly 2 - 2.5 Storey Development max 10m to ridge

Open Space / Landscape Buffer

Existing Footpath

Proposed Cycle Link

Indicative Informal Footpaths(proposed)

Proposed Bus Stop

Proposed / Enhanced Pedestrian Link

Existing Cycleway

Main Road & Access

SCHEDULE

RESIDENTIAL: 22ha(includes hedgerow corridors)CHILDREN’S PLAY 1.24haVILLAGE GREEN: 0.13haBUFFER / INCIDENTAL OPEN SPACE: 0.53ha (residential interface backing onto railway line & existing properties)

Net Developable Area: 23.9ha Maximum 850 dwellings.

EMPLOYMENT (14,000m2 of B1): 3.52haLOCAL CENTRE: 0.66ha(A1, A3 - 5 maximum 500m2 & D1 maximum 350m2)MAIN ROAD: 0.65ha (up to & excluding internal roundabout)INFORMAL OPEN SPACE: 9.85haATTENUATION BASINS: 1.7ha(south-west basin to be confi rmed) Total: 40.28ha

Figure 1.2: Parameters PlanOctober 2010

SCALE 1:5,000

0m 50 125 250

25 75

copcut lane es non tech summary - copcut rise, droitwich · summary and conclusion 26 figures 1.1...

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